3103 Davenport Ave · Davenport, IA 52803

$109,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 46 Days on market

Built 1859 5,160 sqft lot $114/sqft · 36% below area Est $171k · 36% under ↓ 8% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Listing in Davenport is looking for its new owner.2 bed/ 1 bath. Formal dining room. Level yard and 2 car garage with a carport.

Key facts

• Level yard
• Formal dining room
• Carport

Tags

• FORMAL DINING ROOM
• LEVEL YARD
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (20.0% below list).
• Recommended offer: $88k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#126 in IA, #2,312 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F.
• Davenport Community School District (urban): math 43% / reading 50% proficiency, ranked #288 of 289 in IA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 160 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent is only 16% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1859 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,949 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1859 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 10.4

CMA / ARV

• ARV (median comp): $170,833
• List price: $109,900
• Delta: -35.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3103 Davenport Ave	0.00mi	2/1.0	960 (0%)	1mo	$100,000	$104	99
3323 Kimberly Downs Rd	0.35mi	3/1.0 (+1)	912 (-5%)	1mo	$162,000	$178	70
2821 Leclaire St	0.34mi	2/1.0	1,061 (+10%)	3mo	$163,000	$154	64
3025 Sheridan St	0.57mi	2/2.0	982 (+2%)	3mo	$148,000	$151	63
1102 E Dover Ct	0.53mi	2/1.0	1,030 (+7%)	2mo	$147,750	$143	62
424 E 31st St	0.29mi	2/1.5	1,084 (+13%)	3mo	$142,000	$131	60
2627 College Ave	0.49mi	3/1.0 (+1)	1,039 (+8%)	2mo	$130,000	$125	57
2215 Grand Ave	0.66mi	2/1.5	1,008 (+5%)	4mo	$116,000	$115	56
727 E Central Park Ave	0.44mi	2/1.0	1,086 (+13%)	4mo	$178,500	$164	54
650 E Colorado St	0.47mi	2/1.0	816 (-15%)	1mo	$149,350	$183	52
2803 Dubuque St	0.49mi	2/1.0	828 (-14%)	3mo	$122,000	$147	52
2721 N Harrison St	0.74mi	1/1.0 (-1)	864 (-10%)	2mo	$75,000	$87	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-24,142
• Equity at exit: $16,386

10-year hold

• IRR: -12.8%
• Equity multiple: 0.19×
• Total profit: $-24,881
• Equity at exit: $9,502

Cash invested: $30,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52803

• Home prices YoY: -34.5%
• Rents YoY: 4.6%
• Active inventory: 160
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $879 high
• Mortgage (P&I): −$576
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-122

Break-even live

Break-even rent $1,034

Max offer price $88,284

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-91	+0% $-122	+5% $-153	+10% $-185
Rent	-10% $-192	-5% $-157	+0% $-122	+5% $-88	+10% $-53
Rate	-1.0pp $-67	-0.5pp $-94	base $-122	+0.5pp $-151	+1.0pp $-180

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3570 Kimberly Downs Rd Unit 4 Davenport, IA	2.0	1.0	850	$830	$0.98	21d	1	0.36mi
3570 Kimberly Downs Rd Unit 2 Davenport, IA	1.0	1.0	700	$700	$1.00	44d	1	0.36mi
3520 Bridge Ave Unit 4 Davenport, IA	2.0	1.0	750	$895	$1.19	21d	1	0.37mi
2814 Iowa St Unit 1 Davenport, IA	1.0	1.0	624	$2,000	$3.21	14d	1	0.42mi
2925 Dubuque St Unit 5N Davenport, IA	2.0	2.0	895	$825	$0.92	14d	1	0.47mi
907 E 39th St Davenport, IA	1.0–2.0	1.0	664	$749	$1.13	14d	12	0.54mi
3705 College Ave Davenport, IA	2.0	1.0	800	$1,095	$1.37	14d	7	0.59mi
133 W 35th St Unit 105 Davenport, IA	1.0	1.0	720	$835	$1.16	44d	1	0.63mi
3515 N Main St Apt 1 Davenport, IA	1.0	1.0	650	$675	$1.04	44d	1	0.64mi
3535 N Main St Apt D3 Davenport, IA	1.0	1.0	650	$725	$1.12	44d	1	0.66mi
3535 N Main St Apt D2 Davenport, IA	1.0	1.0	650	$730	$1.12	21d	1	0.66mi
2809 N Main St Davenport, IA	3.0	1.5	1000	$1,350	$1.35	21d	1	0.68mi
1505 E 39th St Unit 2A Davenport, IA	2.0	1.0	970	$820	$0.85	21d	1	0.74mi
1505 E 39th St Unit 1B Davenport, IA	1.0	1.0	711	$699	$0.98	21d	1	0.74mi
318 W Columbia Ave Davenport, IA	1.0	1.0	750	$850	$1.13	44d	1	0.83mi
1030 E 18th St Davenport, IA	2.0	2.0	648	$1,150	$1.77	21d	1	1.00mi
1825 Winding Hill Rd Davenport, IA	1.0–3.0	1.0–2.0	976	$1,118	$1.14	14d	9	1.01mi
1724 Farnam St Unit upper Davenport, IA	1.0	1.0	985	$725	$0.74	21d	1	1.03mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	21d	1	1.08mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	44d	1	1.08mi
614 E 15th St Apt 3 Davenport, IA	1.0	1.0	560	$695	$1.24	44d	1	1.16mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	44d	1	1.19mi
3403 Jersey Ridge Rd Davenport, IA	3.0	1.0–1.5	750	$958	$1.28	14d	14	1.19mi
804 E 14th St Apt 1 Davenport, IA	1.0	1.0	800	$775	$0.97	44d	1	1.23mi
1606 Brady St Davenport, IA	1.0	1.0	487	$1,145	$2.35	21d	3	1.25mi
811 E 14th St Davenport, IA	1.0	1.0	579	$600	$1.04	44d	4	1.26mi
1301 Arlington Ave Unit 1305 Davenport, IA	2.0	1.0	900	$895	$0.99	14d	1	1.30mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	44d	1	1.32mi
1228 Tremont Ave Unit 3 Davenport, IA	1.0	1.0	600	$695	$1.16	14d	1	1.33mi
1105 Tremont Ave Unit 1107 Davenport, IA	2.0	1.0	728	$795	$1.09	14d	1	1.45mi
1203 E 11th St Davenport, IA	1.0	1.0	600	$775	$1.29	21d	4	1.47mi
133 W 13th St Apt 3 Davenport, IA	2.0	1.0	800	$1,150	$1.44	14d	1	1.48mi
1012 Bridge Ave Apt 2 Davenport, IA	1.0	1.0	700	$750	$1.07	21d	1	1.48mi
1020 Oneida Ave Unit 1018 Davenport, IA	1.0	1.0	546	$750	$1.37	44d	1	1.49mi
619 W 16th St Unit 4 Davenport, IA	1.0	1.0	700	$745	$1.06	44d	1	1.49mi

Listing history 4 events

1. 2026-05-11
   status Pending 132-char remark

   Show marketing remark (132 chars)

   New Listing in Davenport is looking for its new owner.2 bed/ 1 bath. Formal dining room. Level yard and 2 car garage with a carport.

2. 2026-04-30
   price $109,900 132-char remark

   Show marketing remark (132 chars)

   New Listing in Davenport is looking for its new owner.2 bed/ 1 bath. Formal dining room. Level yard and 2 car garage with a carport.

3. 2026-03-26
   price $119,900 132-char remark

   Show marketing remark (132 chars)

   New Listing in Davenport is looking for its new owner.2 bed/ 1 bath. Formal dining room. Level yard and 2 car garage with a carport.

4. 2026-03-26
   listed $1 Active 132-char remark

   Show marketing remark (132 chars)

   New Listing in Davenport is looking for its new owner.2 bed/ 1 bath. Formal dining room. Level yard and 2 car garage with a carport.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $2,340 · $195/mo
• Projected year-2 tax: $2,340 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,554
• − Mortgage interest: −$6,156
• − Property taxes: −$2,340
• − Insurance: −$550
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$3,197
• Taxable loss: −$3,378
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $-658/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Davenport Community School District
• NCES district ID: 1908580
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $46,157
• Composite: 39.49/100
• National rank: #3951
• State rank: #288 of 289 in IA

Livability — Davenport

• Score: 79/100
• State rank: #126
• US rank: #2312

Category grades

Amenities A Commute B+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davenport, IA
• County: Scott County · 144,583 people
• City population: 103,319
• Metro: Davenport-Moline-Rock Island, IA-IL
• Population (ZIP): 22,742
• Household income: $64,543
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 630.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 188,878 people
• By 2030: 196,648 · +4.1%
• By 2040: 210,860 · +11.6%
• By 2050: 224,359 · +18.8%
• By 2075: 258,884 · +37.1%
• By 2100: 286,447 · +51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Portuguese 2% Iranian 2%
• Foreign-born: 5% · Canada, United Kingdom, South Korea
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Scott

• 2024 margin: Toss-up / Even · D 47.3% · R 51.2% · Other 1.4%
• 2008→2024 swing: -18.4pp toward R · 2008: 14.6pp · 2024: -3.9pp
• All cycles: 2024: R+3.9 2020: D+3.5 2016: D+1.4 2012: D+13.8 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.00%
• Current HPI: 182.0976
• Rent YoY: ▲ 4.57%
• Metro: Davenport-Moline-Rock Island, IA-IL
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

-8.3% since first listed

4 events — show timeline

• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $109,900 MRED as Distributed by MLS Grid
• 2026-03-26 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2026-03-26 Listed $1 MRED as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $2,340 · +43.6% YoY. Source: county tax records.